Loading...
HomeMy WebLinkAboutDSD-19-053 - A 2019-020 - 650, 656 & 664 King St EStaff Report Development Services Department www.ki tch en er. ca REPORT TO: Committee of Adjustment DATE OF MEETING: March 19, 2019 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Tim Seyler, Junior Planner — 519-741-2200 ext. 7860 WARD: 9 DATE OF REPORT: March 8, 2019 REPORT #: DSD -19-053 SUBJECT: A2019-020 — 650-664 King Street East Applicant — Osama Abo Nassar on behalf of Godia Investment Inc. Approved with Conditions d . r .. 1r1 T 0 %L t a 4i 4 j S . l FamilyAli' �. AG Location Map: 650-664 King Street East *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property located at 650-664 King Street East is zoned Mixed Use Two (MU -2) with Special Regulation 541 R, and designated Mixed Use Corridor in the King Street East Neighbourhood Secondary Plan of the City Official Plan. The property is being redeveloped with 2 new health offices each within the existing buildings. The structure in the middle of the property is being removed in order to accommodate parking for the new uses. The applicant is requesting relief from: a) Section 6.1.1.1a) v) to allow parking 3.0 metres from a street line rather than the required 4.5 metres; b) Section 5.3 to allow a 0.5 metre encroachment for parking within the corner visibility triangle, whereas no encroachment in the corner visibility triangle is permitted. City Planning staff conducted a site inspection of the property on March 7, 2019. Building to be demolished 650-664 King Street East In considering the four tests for minor variances as outlined in Section 45(1) of the Planning Act, R.S.O., 1990 Chap. P. 13, as amended, Planning staff offers the following comments. General Intent of Official Plan 1. The subject property is designated Mixed Use Corridor in the King Street East Neighbourhood Secondary Plan. The intent of this designation is to permit a broad range of commercial uses and achieve a built form that is compatible with the surrounding low rise residential neighbourhood. The proposed variances will permit the creation of two new health offices within the existing structures which complies with the policies of this designation. One of the existing structures will be demolished in order to provide parking for the health office uses. Staff is in support of the application as it is compatible with the established neighbourhood. Based on the foregoing staff is of the opinion that the general intent of the Official Plan is maintained. General Intent of Zoning By-law 2. The requested minor variances to allow parking 3.0 metres from a street line rather than the required 4.5 metres, and to allow a 0.5 encroachment for parking within the corner visibility triangle whereas no encroachment is permitted, all meet the general intent of the Zoning By-law. The variance is required due to a road widening allowance that is being taken for King Street, which consequently then effects the parking lot setback. Furthermore, the variances will permit the required number of parking spaces to be on site for the health office uses. Staff is satisfied that the requested variances meet the general intent of the Zoning By-law. Application is Minor 3. Staff is of the opinion that requested variances are minor and the approval of this application will not present any significant impacts to adjacent properties or the overall neighbourhood. The new development encourages a mix of uses with the neighbourhood and is at a scale and density that is appropriate. Application in Appropriate 4. The variance is appropriate for the development and use of the land. The requested variances should not impact any of the adjacent properties or the surrounding neighbourhood. Based on the foregoing, Planning staff recommends that this application be approved subject to the conditions outlined below in the Recommendation section of this report. Building Comments: The Building Division has no objections to the proposed variance. Transportation Services Comments: Due to the minor nature of the requests, Transportation Services can support a reduced parking setback of 3.0 metre as opposed to the minimum 4.5 metre setback and can support the 0.5 metre encroachment into the driveway visibility triangle. Environmental Comments: There are no natural heritage features or functions of local, Regional, Provincial or national significance on, or adjacent to, the subject property. Treed vegetation is limited. Tree Management Policy requirements will be to the discretion of the Urban Designer as part of the Site Plan Approval process. Heritage Comments: Heritage Planning staff has no concerns with this application. The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an inventory. The CHLS was the first step of a phased Cultural Heritage Landscape (CHL) conservation process. The owner of the property municipally addressed as 656 King Street East is advised that the property is located within the Central Frederick Neighbourhood CHL. The owner and the public will be consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the Official Plan, and preparing action plans for each CHL with specific conservation options. RECOMMENDATION That minor variance application A2019-020 requesting relief from Section 6.1.1.1a) v) to allow parking 3.0 metres from a street line rather than the required 4.5 metres; and Section 5.3 to allow a 0.5 metre encroachment for parking within the corner visibility triangle whereas no encroachment in the corner visibility triangle is permitted, be approved subject to the following conditions: 1. That Site Plan approval is issued to the satisfaction of the Manager of Site Development and Customer Service. 2. A Demolition permit and demolition control exemption be obtained prior to the demolition of the existing structure. 3. That Zoning (Occupancy) Certificates are obtained from the Planning Division to establish the Health Office uses on the property. 4. That all conditions shall be completed prior to March 1St, 2020. Any request for a time extension must be approved in writing by the Manager of Development Review (or designate), prior to the completion date set out in this decision. Failure to fulfill these conditions will result in this approval becoming null and void. Tim Seyler, BES Junior Planner Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo February 27, 2019 Holly Dyson City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 Dear Ms. Dyson: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, Sth Floor Kitchener ON N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca File No.: D17-40/VAR KIT GEN /58 KIT, Gary Bromberg (2) Re: Committee of Adjustment Meeting on March 19, 2019, City of Kitchener Regional staff have reviewed the following Committee of Adjustment applications and have following comments: 1. SG 2019-005 — 1275 Bleams Road — No Concerns. 2. SG 2019-006 — 1415 Huron Road — The plan shows the signs located just along the property line. It must be ensured by the proponent that the signs including their foundation must be located entirely on private property. 3. SG 2019-007 — 540 Bingemans Centre Drive — No Concerns. 4. A 2019-018 — 396 Vanier Drive — No Concerns. 5. A 2019-019 — 396 Vanier Drive — No Concerns. 6. A 2019-020 — 604-656 King Street East — No Concerns. 7. A 2019-021 — 859 Queen's Boulevard — No Concerns. 8. A 2019-022 — 312 River Trail Avenue — No Concerns. 9. A 2019-023 — 79, 83, 87 Scott Street; 66, 68, 82 Weber Street; and 15, 25, 29 Pearl Street—No Concerns. 10. A 2019-024 — 51 Benton Street — No Concerns. 11. A 2019-025 — 25 Bruce Street — No Concerns. Please be advised that any development on the subject lands is subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require payment of Regional Development Charges for these developments prior to the issuance of a building permit. The comments contained in this letter pertain to the Application numbers listed. If a site is subject to more than one application, additional comments may apply. Document Number: 2944634 Page 1 of 2 Please forward any decisions on the above mentioned Application numbers to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4500 Ext 3867 Grand River Conservation Authority Resource Management Division Andrew Herreman, Resource Planning Technician 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N 1 R 5W6 Phone: (519) 621-2761 ext. 2228 E-mail: aherreman@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: March 8, 2019 YOUR FILE: See below RE: Application for Minor Variance (Signs): SG 2019-005 1275 Bleams Road SG 2019-006 1415 Huron Road SG 2019-007 540 Bingemans Centre Drive Applications for Minor Variance: A 2019-018 396 Vanier Drive A 2019-019 396 Vanier Drive A 2019-020 650-664 King Street East A 2019-021 859 Queens Boulevard A 2019-022 312 Rivertrail Avenue A 2019-023 79-87 Scott Street, 66-82 Weber Street East & A 2019-024 51 Benton Street A 2019-025 25 Bruce Street Applications for Consent: B 2019-007 396 Vanier Drive B 2019-008 50 & 52 Breckenridge Drive B 2019-009 500 Karn Street GRCA COMMENT*: 15-29 Pearl Place The above noted applications are located outside the Grand River Conservation Authority areas of interest. As such, we will not undertake a review of the applications and plan review fees will not be required. If you have any questions, or require additional information, please contact me. Sincerely, Andrew Herreman, CPT Resource Planning Technician Grand River Conservation Authority "These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1 Grand River Conservation Authority.